Observation pack · Tipperary County Council

Cooleen , Thomas Street , Clonmel Co. Tipperary

1) minor alterations to previously granted permission reference no. PA181, 2) PERMISSION for internal alteration and elevational changes with energy upgrade and PERMISSION for change of use from residential use to residential care for persons with intellectual disabilities, mental health issues, restricted mobility or persons constrained to a wheelchair and construction of a ramp access approach to the main house, 3) PERMISSION for change of use of the garage to ancillary accommodation use associated with the main house with all associated sitework and ancillary works

Observations close 16 Nov 2026 22 days left

5 weeks from receipt (received 12 Oct 2026) · s.34 Planning and Development Act 2000 · art. 29 Regulations 2001 · fee €20 · council decision due 6 Dec 2026

The application

Reference: 2661009 · full record
Authority: Tipperary County Council
Type: RETENTION
Status: NEW APPLICATION
Applicant: not published by the national dataset — see the council register
Units: 0
Floor area: —
Site area: 2,258 m²
Received: 12 Oct 2026
We first saw it: 14 Oct 2026, 01:45
Decision due: 6 Dec 2026
Decision: N/a

The national dataset truncates descriptions (80 characters for DLR, 70 for Fingal) and omits the applicant. The full description and the drawings are on the council register linked in step 1.

How to submit an observation

Read the file on the council register.Drawings, planning statement and site notices are at http://www.eplanning.ie/TipperaryCC/AppFileRefDetails/2661009/0.
Write your observation.Quote 2661009 at the top, give your name and the address the authority should reply to, and confine it to planning matters — zoning objective, height, overlooking, traffic, drainage, heritage. What you say here is what you can later appeal on.
Pay the €20 fee.Every submission needs it; without it the observation is invalid and is returned. Tipperary County Council takes it online with the submission or at the counter.
Submit before 16 Nov 2026.Online through the register above, or in writing to the Planning Department, Tipperary County Council. The test is the date the authority receives it, not the date you post it.
Keep the acknowledgement.The council's receipt is your proof of a valid observation — see below.

Statutory basis. Section 34(1) of the Planning and Development Act 2000 (as amended) requires a planning authority to consider any submission or observation made to it in accordance with the Regulations. Article 29 of the Planning and Development Regulations 2001 (as amended) sets the window: a submission or observation must be received by the authority within five weeks beginning on the date of receipt of the application, and must be accompanied by the prescribed fee of €20. A submission received after the window, or without the fee, is invalid and the authority must return it.

After you submit: keep the acknowledgement. Under the 2024 Act it secures your right to appeal — only the applicant and a person who made a valid observation may bring the council's decision to An Coimisiún Pleanála, within four weeks of the decision. Making a valid observation is also what buys a right of appeal: under s.37(1) of the 2000 Act, only the applicant and a person who made a valid submission or observation to the planning authority may appeal the decision to An Coimisiún Pleanála (within four weeks of the decision). Missing the five-week window closes both doors.

What the site is zoned

Code	Objective	Plan	In force
M1 Metro / rail economic corridor	Regeneration: To provide for targeted enterprise and/or residential led regeneration within the consolidation area on underused sites	clonmel and environs local area plan 2024 2030	25 Mar 2024 → 12 Feb 2030
R2 Existing residential	Existing Residential: Provide for residential development and protect and improve residential amenity	clonmel and environs local area plan 2024 2030	25 Mar 2024 → 12 Feb 2030

An application that accords with the zoning objective is hard to resist on principle; one that does not may be a material contravention, which the council can only grant by the s.34(6) procedure with its own notice and window.

Source: Tipperary County Council development plan zoning · fetched 27 Sept 2026, 19:37

Source	Licence	Fetched	Link
Tipperary County Council development plan zoning	—	27 Sept 2026, 19:37	open

Designations on or near the site

Nothing designated within 100 m of the site.

Nearby precedents within 500 m, last 5 years

Decisions

Reference	Decision	Decided	Units	Distance	Description
2660812	Conditional	12 Oct 2026	0	375 m	construction of a new vehicular entrance and driveway including all associated site development works
2660740	Conditional	22 Sept 2026	0	497 m	change of use from public house to ground floor gaming centre, including provision of ancillary storage space, associated signage, including retention of the rear yard for use as storage, and all associated site development works
2692	Unconditional	4 Sept 2026	0	79 m	demolition of existing buildings and construction of 60 dwellings comprising of 20 apartments in 2 no. 3 storey blocks and 40 houses in 10 no. 2 storey blocks using existing entrance from public road, connection to public services, carparking, roads, footpaths, open space areas and ancillary site development works
2660407	Conditional	21 Jul 2026	0	352 m	the construction of a single storey extension and associated siteworks to the side of the dwelling
2660267	Conditional	19 May 2026	0	270 m	(i) an existing polytunnel and (ii) covered area between the existing residential garage and an existing boundary wall as well as PLANNING PERMISSION (iii) to construct a domestic garage with home office, (iv) to construct a pergola to the rear of the existing dwelling and all associated site development works
2660195	Conditional	23 Apr 2026	0	359 m	the construction of a single-storey extension to the rear of the dwelling and all associated site development works
2660105	Conditional	1 Apr 2026	41	79 m	the changes to previously approved Planning Permission (Ref. no. 20/283) for a residential development. The proposed changes consist of: a) changes to the finished floor levels of house numbers 01 to 41, b) redesign of the foul drainage and adjustments to the ground levels, c) relocation and redesign of the turning head and green space to the Eastern corner of the site including changes to ground levels, d) re-location of the car parking for house number 30 and changes to visitor parking, e) changes and alterations to the as-built concrete retaining wall along the Southeastern boundary. f) RETENTION PERMISSION for the as-built concrete retaining wall along the Northern boundary
25226	Conditional	12 Jan 2026	0	247 m	1) a domestic extension to the rear of the existing dwelling and including all associated alterations to external facades and to the roof, 2) a pergola attached to the side of dwelling, 3) a detached glasshouse, and including all associated site development works

Appeals

ACP case	Type	Outcome	Decided	Distance
502156	—	pending	23 Sept 2026	497 m
323229	—	Granted with conditions	8 Dec 2025	359 m
317241	—	Granted with conditions	16 Jul 2024	155 m
314740	—	Withdrawn	4 Dec 2023	327 m
311463	—	Other	17 Apr 2023	327 m
311211	—	Granted with conditions	13 Dec 2022	446 m

If neighbours here have appealed before and lost, the inspector's report on that case is the single most useful thing to read.

What has happened on this file

12 Oct 2026 New application · observations close 16 Nov 2026
12 Oct 2026 Decision

Generated from the Planning Register store; nothing was fetched live for this page. Source: national planning dataset, fetched 14 Oct 2026, 01:45. Not legal advice — confirm the deadline with Tipperary County Council before relying on it.